The Complete Avila Guide. (2026)

Executive Summary

Avila at Palencia is a gated condominium community inside the Palencia master plan in St. Augustine, St. Johns County. Built around 2006 with about 187 units in a Mediterranean Revival style, with terracotta roofs, stucco walls, and arched entries, it offers low-maintenance, lock-and-leave living with access to one of the most amenity-rich communities in the county.

Condos run from 2-bedroom, 2-bath plans around 1,407 square feet to 3-bedroom plans from roughly 1,650 to 2,123 square feet, with gourmet kitchens, impact-resistant windows, screened porches, and carports. Avila has its own private pool, and residents tap the broader Palencia amenities, the village center, trails, and the golf club, on US-1 between Nocatee and historic St. Augustine.

For pricing context, 2-bedroom units have traded around 320,000 dollars and 3-bedroom units from roughly 352,000 into the high 380,000s according to listing data, with a condo fee that covers the building, master insurance, and amenities. Those figures are third-party market context and not NEFAR statistics, so a specific unit should be priced off recent comparable sales, and the current condo fee confirmed.

Quick Facts

Community Overview & History

Low-maintenance condo living inside Palencia

Palencia is a 1,450-acre master plan in St. Johns County, and Avila is its gated condominium enclave, a Mediterranean-style building offering lock-and-leave living with a private pool and access to Palencia golf and amenities. Its appeal is low-maintenance ownership in a premier community at a condo price point, in top-rated St. Johns County.

How it feels on the ground today

Avila reads as a quiet, low-maintenance community that suits downsizers, second-home owners, and buyers who want Palencia without yard work. The condo fee covers the exterior, the master insurance, and the amenities, so owners trade a higher monthly fee for true lock-and-leave ease and the Palencia lifestyle.

The Community and What You Are Buying

Avila is a condominium community, so the choice comes down to the floor plan, the floor and view, and the condition.

Two-bedroom condos

Around 1,407 square feet, the entry point into Avila and Palencia, well suited to downsizers and second-home owners.

Three-bedroom condos

Roughly 1,650 to 2,123 square feet for buyers who want more space while staying low-maintenance.

Floor and view

Higher floors and preserve or water views carry a premium, so the specific unit matters to lifestyle and resale.

Real Estate Market

Avila appeals to downsizers, second-home owners, and buyers who want low-maintenance Palencia living in top-rated St. Johns County at a condo price point.

2-bedroom units have traded around 320,000 dollars and 3-bedroom units from roughly 352,000 into the high 380,000s per listing data. Because units vary by floor, view, and condition, a specific unit should be priced from the closest comparable sales.

The Palencia location, the amenities, and the lock-and-leave ease keep demand steady, though buyers should weigh the condo fee into the full cost.

Who Lives Here

Avila draws downsizers, second-home and seasonal owners, and professionals who want a low-maintenance condo with access to Palencia golf and amenities in top-rated St. Johns County, without the upkeep of a single-family home.

Schools

Avila is served by the St. Johns County School District, consistently one of the highest-rated districts in Florida. School attendance zones are assigned by address, so confirm the exact zoning for a particular Avila address with the district before you buy, since assignments can change.

Amenities & Lifestyle

Avila pairs its own private amenities with access to the broader Palencia community, a key part of its appeal.

Private community pool

Avila has its own pool for residents, part of the low-maintenance lifestyle.

Palencia amenities

Residents access the broader Palencia amenities, the village center, trails, and recreation.

Palencia golf

The Palencia golf club is within the community, available to members.

Lock-and-leave living

Exterior maintenance, master insurance, and grounds are handled, ideal for travelers and seasonal owners.

HOA, CDD & Costs

Avila is a condominium, so the condo fee covers the building exterior, the master insurance, the grounds, and the private pool. Confirm the current condo fee and exactly what it includes, since it is a significant part of the monthly cost.

Confirm any Palencia-level CDD or community assessment that applies in addition to the Avila condo fee, since Palencia is a master plan that commonly carries one.

For a condo, also confirm the reserve study, any pending special assessments, the master insurance coverage, and lender approval status for the building, since these affect financing and cost.

Commute Analysis

Avila pairs low-maintenance condo living with the Palencia location on US-1, where the village center is minutes away and historic St. Augustine, Nocatee, and the Town Center are a short drive, which keeps it connected while retaining its quiet, lock-and-leave character.

Shopping & Dining

Everyday shopping and dining are at the nearby Palencia village center and along the US-1 corridor, with grocery, services, and the historic city minutes away and the larger St. Johns Town Center a short drive north. The golf, the trails, and the village define the Palencia lifestyle.

Pros and Cons

Avila vs. Comparable Communities

Hidden Things Buyers Should Know

Confirm the condo fee and reserves

Avila is a condo, so confirm the current fee, the reserve study, and any pending special assessment before you buy.

Watch the Palencia CDD

A Palencia-level CDD or assessment may apply in addition to the Avila condo fee, so confirm the full carrying cost.

Financing depends on the building

Condo lending depends on building approval, owner-occupancy, and reserves, so verify the unit is financeable for your loan.

Momentum Expert Insight

Selling a Home in Avila

Selling in Avila is about presenting a clean, updated unit and the lock-and-leave Palencia lifestyle to downsizers and second-home buyers, and pricing correctly by floor plan, floor, and view. Clear disclosure of the condo fee, the reserves, and the amenities helps move units.

We price from the closest comparable sales for the specific unit and floor, and market the low-maintenance lifestyle, the private pool, and the Palencia golf and amenities to the buyers who shop this market.

Flood Zones & Insurance

St. Johns County flooding concentrates near the Intracoastal, the coast, and the creeks and marshes, while many inland master-planned communities sit in lower-risk zones.

The reliable move is to pull the FEMA flood designation for the exact Avila address before you write an offer, since two homes in the same area can fall in different zones. A home in Zone X can cost far less to insure than one near water in Zone AE. Get a bindable flood and homeowners quote during your inspection period, so the cost is in your monthly math before you commit, not after.

Internet & Connectivity

St. Johns County is well served by AT&T (fiber in most newer communities) and Xfinity (Comcast), though fiber availability still varies by street. If working from home matters, confirm the options, and fiber in particular, at the specific Avila address rather than assuming.

The Tax Reality

St. Johns County total millage varies by district, and CDD assessments are common in the master-planned communities, which adds to the all-in cost on top of the millage. The Florida homestead exemption for 2026 is 51,411 dollars for those who qualify, and the deadline to file a new homestead exemption is March 1.

The trap to plan for is the post-sale reset: when you buy, the Save Our Homes cap from the previous owner ends and the assessed value resets to the new just value, so your second-year tax bill is often higher than the seller current one. Budget the true number, and confirm whether the specific home carries a CDD or other assessment that is billed separately from the millage and is not reduced by the homestead exemption.

What Your Budget Buys Here

The same budget buys very different homes across Avila and the surrounding area, depending on age, size, lot, and condition. Rather than anchor on the asking price or the neighborhood average, price any specific home off the most recent comparable sales, and weigh what your money would buy in the nearby alternatives before you commit.

The Future of the Area

St. Johns County continues to grow, with new rooftops, retail, and road work reshaping parts of the area. That growth supports long-run demand, but it can also add competing inventory and construction traffic in the near term, so factor both the upside and the disruption into your timing and your pricing.

Resale Liquidity

How quickly a Avila home resells comes down to presentation, condition, and pricing against the latest comparable sales rather than the neighborhood average. Homes that are priced correctly and shown well tend to move, while overpriced or dated homes sit. We track the active and sold comparable set so a Avila home is priced to the real market.

The Avila Playbook

If you are buying in Avila, here is how we would approach it: pull the flood zone and a real insurance quote for the specific address, confirm the HOA dues and whether a CDD applies, compare what your budget would buy nearby, and price the home off the closest comparable sales rather than the asking price. If you are buying any new-construction home, bring your own agent before you register, since the on-site representative works for the builder, not for you.

Questions We Would Ask Before Buying Here

Mistakes to Avoid

The common ones around Avila: trusting the seller current tax bill instead of the post-sale reset; skipping the address-specific flood check; assuming fiber is at every home; and pricing off the neighborhood average rather than the closest comparable sales. Each is avoidable with the right diligence, which is exactly where having your own agent pays off.

Frequently Asked Questions

Where is Avila in St. Augustine?

Avila, or Avila at Palencia, is a gated condominium community inside the Palencia master plan in St. Augustine, St. Johns County, in the 32095 area on US-1 between Nocatee and downtown St. Augustine.

What type of homes are in Avila?

Avila is a gated condominium community of about 187 units in a Mediterranean Revival building completed around 2006, with 2 and 3 bedroom condos.

What do condos in Avila cost?

2-bedroom units have traded around 320,000 dollars and 3-bedroom units from roughly 352,000 into the high 380,000s per listing data. Those are third-party figures, not NEFAR statistics, so price a specific unit off comparable sales.

What size are the condos in Avila?

Condos run from about 1,407 square feet for a 2-bedroom to roughly 1,650 to 2,123 square feet for a 3-bedroom.

Does Avila have a pool?

Yes. Avila has its own private community pool, and residents also access the broader Palencia amenities.

Do Avila residents get Palencia amenities?

Yes. Avila residents access the Palencia amenities, the village center, trails, and recreation, and the Palencia golf club is available to members.

What are the condo fees at Avila?

The condo fee covers the building exterior, master insurance, grounds, and the pool, and it is a significant monthly cost. Confirm the current amount and what it includes for a specific unit.

Does Avila or Palencia have a CDD?

Palencia is a master plan that commonly carries a CDD, so confirm any Palencia-level assessment in addition to the Avila condo fee.

What schools serve Avila?

Avila is served by the St. Johns County School District, one of the highest-rated in Florida. Confirm the exact zoning for an address with the district.

How far is Avila from historic St. Augustine?

Avila is roughly 15 minutes from historic downtown St. Augustine, with the Palencia village center just minutes away.

Is Avila good for a second home?

Yes. Its gated entry, low-maintenance condo living, private pool, and Palencia amenities make it well suited to seasonal and second-home owners. Confirm any rental rules with the association.

Is Avila in a flood zone?

Pull the flood designation for the specific building and unit, since parts of any St. Johns community can fall in a flood zone.

Can I finance an Avila condo?

Condo financing depends on the building approval, the owner-occupancy ratio, and the reserves, so confirm the building is financeable for your loan before you write an offer.

Is Avila a good value?

For low-maintenance condo living inside a premier master plan with golf and amenities in top-rated St. Johns County, it is an accessible entry point, though the condo fee should be factored into the full cost.

Who should I call about buying in Avila?

Call Momentum Realty at (904) 351-6461 or use the form on this page, and we will connect you with a Palencia and St. Augustine specialist.

Do I need my own agent to buy in Avila?

Yes. The listing agent works for the seller. Your own agent represents only you, confirms the condo fee, reserves, master insurance, and any Palencia assessment, pulls the true comparable sales, and structures an offer that protects you.

Related Reading

If you are weighing Avila against other Palencia and St. Augustine options, these guides are a good next step.